110 Greene Street: Office Space for Lease

The one floor available right now

A single space sits on our book at 110 Greene Street, and it is the smallest office floor we currently represent anywhere in SoHo.

• Partial 5th Floor, 3,750 square feet, asking $95 per square foot per year. That is $356,250 annually and roughly $29,688 a month before electricity, and it seats about 21 people at the 175 square feet per person we plan to, which leaves room for meeting rooms and a pantry rather than desks pushed wall to wall. A denser open plan takes 27; private offices bring it nearer 17.

The floor is furnished, with open ceilings, exposed brick, polished concrete and exposure onto Greene Street, and we hold a floor plan and our own photography, so a team can test its headcount against a real layout before giving up a morning. Per seat that works out to about $1,414 a month at 21 desks.

What $95 means against the market

SoHo asks near the top of our book, level with Bryant Park and behind only Midtown and the single Hudson Yards floor. The nine floors we represent here run $68 to $125 per square foot per year against the $75 citywide median across our availability, putting the submarket roughly 31% above the city. The SoHo median is $98, so $95 reads on first pass as a shade under the neighborhood number and about 27% above the citywide one.

First pass is misleading, and the reason is size. The one floor pulling the SoHo median down is much the largest we hold, 27,344 square feet at One Soho Square asking $68, and big blocks price at a per-foot discount everywhere in Manhattan because few tenants can absorb them. Set that aside and the boutique floors a 20 to 45 person company would shortlist read $78 at 6 Greene Street, $85 at 540 Broadway, $95 here, $98 at 50 Greene Street, $110 at 104-110 Greene Street, $120 at 60 Charlton Street and $125 at both 520 Broadway and 503-511 Broadway. The median of that set is $104, and this floor sits nine dollars under it.

Our honest read is that this floor prices at market for what it is. It is not cheap, but among the floors a similar tenant would tour the same week it lands below the middle.

The submarket around the building

Greene Street runs through the middle of the cast-iron district, and the trains reach it from every direction: N/Q/R/W, 6, A/C/E, B/D/F/M, six lines inside a five-minute walk, which is why hiring here rarely stalls on the commute.

Tenants who choose SoHo are usually brand-led, fashion and design and consumer companies that treat the address as part of the pitch, joined lately by AI startups whose founders already live downtown. Landmarked nineteenth-century lofts with twelve-foot-plus ceilings and timber columns do something a glass tower cannot, at the cost of quirky floor plates, often long and narrow with windows at both ends, so a plan drawn for a Midtown box needs redrawing.

Within a short walk our book also holds 6 Greene Street at 4,900 square feet, 540 Broadway at 6,350, 60 Charlton Street at 5,003 and 520 Broadway at 5,539. NoHo, Hudson Square and Tribeca sit adjacent, and a search needing less than 3,750 square feet should cross one of those borders.

How to evaluate the floor, and what really sets the cost

An hour on the floor earns its keep only if it settles what the listing cannot. A partial floor has a neighbor by definition, so establish who shares the landing and what the common areas look like. Furnished is a word used loosely, so walk the inventory and get in writing what stays. Ask about electrical capacity and overtime air costs, and confirm whether the offering is direct or a sublease, since that answer alone changes term, buildout money and who you negotiate with.

Treat 3,750 as a rentable figure rather than a floor you can furnish. Manhattan loss factors typically run 15-25%, so the usable area behind it lands near 2,800 to 3,200 square feet once corridors, lobby and restrooms come out. Every building quotes that way, but it moves the desk count enough to belong on the floor plan.

Base rent covers occupancy and, in most Manhattan leases, cleaning of the office areas. Electricity is separate, typically $2 to $4 per square foot per year, or $625 to $1,250 a month here, and internet, insurance, overtime HVAC and the tax and operating escalations all ride on top.

Blended rent across the term decides real cost, not the headline. Escalations of 2.5-3% compound, so an unnegotiated 3% turns $95 into roughly $107 by year five and averages near $101 across five years, while three months free on a sixty-month term takes about 5% off, nearer $90 blended. A furnished floor needs less improvement allowance than raw space, which moves the leverage toward free rent, the escalation cap, the security amount and the restoration clause.

How Nomad works on this floor

We represent tenants and never landlords, so there is no version of this where we sit on both sides of the table at 110 Greene Street. We publish the rent, the size and the approximate monthly openly, because a number withheld is usually a number about to be marked up.

Touring is straightforward: we can put you on the Partial 5th Floor generally inside the same week, and we will walk the SoHo comparables on the same trip so the $95 gets judged against something. Having delivered 300+ office buildouts across New York, we answer construction questions with the same team that negotiates the lease.